Stemmer Ridge Road Street & Utility Improvement Project

Transcription

1 City of Prior Lake 4646 Dakota Street SE Prior Lake, MN June 9, 2014 Stemmer Ridge Road Street & Utility Improvement Project City of Prior Lake Scott County, Minnesota WSB Project No

2 FEASIBILITY REPORT STEMMER RIDGE ROAD STREET & UTILITY IMPROVEMENT PROJECT FOR THE CITY OF PRIOR LAKE, MINNESOTA June 9, 2014 Prepared By: WSB & Associates, Inc. 701 Xenia Avenue South, Suite 300 Minneapolis, MN (Fax) Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

3 engineering planning environmental construction 701 Xenia Avenue South Suite 300 Minneapolis, MN Tel: Fax: June 9, 2014 Honorable Mayor and City Council City of Prior Lake 4646 Dakota Street SE Prior Lake, MN Re: Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Dear Mayor and City Council Members: Transmitted herein is the feasibility report for the proposed Stemmer Road Street and Utility Improvements, which is located in the northwest portion of the City. The proposed project consists of the extension of Stemmer Ridge Road from its current northerly terminus to CSAH 82. The project, as prepared herein, includes the construction of trunk sanitary sewer and watermain, storm sewer, and street and trail improvements. The report contained herein presents costs for the project as well as proposed funding, including assessments. We are available at your convenience to discuss this report. Please feel free to contact me at or if you have any questions. Sincerely, WSB & Associates, Inc. Jason C. Wedel, PE Associate Enclosure cc: Larry Poppler, PE, City Engineer St. Cloud Minneapolis St. Paul Equal Opportunity Employer wsbeng.com

4 CERTIFICATION I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Jason C. Wedel, PE Date: June 9, 2014 Lic. No Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

5 TABLE OF CONTENTS TITLE SHEET LETTER OF TRANSMITTAL CERTIFICATION SHEET TABLE OF CONTENTS 1. EXECUTIVE SUMMARY INTRODUCTION Authorization Project Overview Scope EXISTING CONDITIONS Existing Conditions Existing Sanitary Sewer and Watermain Conditions Existing Storm Sewer Conditions Right-of-Way PROPOSED IMPROVEMENTS Street Improvements Storm Sewer Improvements Sanitary Sewer and Watermain Improvements Right-of-Way/Easements Permits Phasing Environmental Assessment Worksheet FINANCING Opinion of Cost Funding PROJECT SCHEDULE CONCLUSIONS AND RECOMMENDATIONS Appendix A Figure 1 Location Map Figure 2 Typical Section Figure 3 Stemmer Ridge Road Storm Sewer Improvements Figure 4 Stemmer Ridge Road Sanitary Sewer and Watermain Improvements Appendix B Figure 5 Stemmer Ridge Road Alignment A Figure 6 Stemmer Ridge Road Alignment B Figure 7 Stemmer Ridge Road Development Concept Plan Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

6 Appendix C Opinion of Probable Cost Proposed Assessment Roll Figure 8 Parcel Assessment Map Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

7 1. EXECUTIVE SUMMARY The Stemmer Ridge Road Street and Utility Project is a City Council initiated project that includes the construction of approximately 3,800 lineal feet of utilities and streets. The project includes extending Stemmer Ridge Road from its current terminus within the Spring Lake Estates development north to CSAH 82 and will align with the existing intersection of Mystic Lake Boulevard. The purpose of this project is to connect the City s trunk sanitary sewer and watermain in this location and to complete the street connection between Shoreline Boulevard (County Road 12) and CSAH 82. Stemmer Ridge Road is designated a Municipal State Aid Street and is classified as a Minor Collector in the City s 2030 Comprehensive Plan. In 2030, the anticipated Annual Average Daily Trips (AADT) is 6,000 trips per day. The City has previously constructed trunk utilities to the north and to the south of this project through a combination of City initiated and developer initiated projects. In 2007, as part of the CSAH 82 improvement project, 30-inch trunk sanitary sewer and 16-inch trunk watermain were extended west from CSAH 21 along CSAH 82 and stubbed to the future connection of Stemmer Ridge Road. In 2008, Arcon Development received City plat approval and constructed the Stemmer Ridge development, later known as Spring Lake Estates. This development included the construction of the existing section of Stemmer Ridge Road. Stemmer Ridge Road was designed and constructed with 80 feet of right-of-way, a 44-foot wide street from back of curb to back of curb, 16-inch trunk watermain, and dual 12-inch and 16-inch sanitary sewer force mains. In 2013, Scott County initiated the reconstruction of Shoreline Boulevard (County Road 12). As part of that project, the City installed 36-inch trunk sanitary sewer from County Road 17 to Sunset Avenue, the structural components for the lift station that will ultimately be installed at the intersection of Shoreline Boulevard and Sunset Avenue, and extended 12-inch and 16-inch force mains from the future lift station and extended them east to the existing force mains that were installed with the previous County Road 12 improvements and the Spring Lake Estates development. Ultimately, the trunk sanitary sewer and watermain that have been installed to date are intended to service the properties in the immediate area, as well as the southwest corner of the City including approximately 3,200 acres of future annexation area. This project represents the last section of the required improvements to complete the connection between the trunk utilities to the south within Shoreline Boulevard and the trunk utilities to the north within CSAH 82. The proposed schedule for the project allows for construction of the utilities, curb, aggregate base, and bituminous base course improvements in The bituminous wear course and final project restoration would be completed in However, the City may wish to phase the construction of the improvements. Alternative phasing plans are included in Section 4 of this report. The total project costs for the street and utility improvements as proposed herein are estimated between $1,674,000 and $4,181,000, depending on the alternative selected. Proposed funding for the project will come from General Obligation Improvement Bonds (G.O. Bonds) to cover Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 1

8 the assessed portions of the improvements. The City s past practice has been to assess 100% of the project cost to the benefitting property owners, except for any trunk over sizing costs. Over sizing is considered for watermain over eight inches in diameter, sanitary sewer over eight inches in diameter, streets wider than 36 feet from back of curb to back of curb, and right-of-way wider than 66 feet. Over sizing costs would be paid for with the City s trunk sanitary sewer, water, and street oversize funds. The project as described herein is necessary, feasible, and cost-effective from an engineering standpoint. It is the recommendation of WSB & Associates, Inc. that the City Council select a preferred alternative and call for the public hearing to order the improvements as proposed. Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 2

9 2. INTRODUCTION 2.1 Authorization This feasibility report was authorized by the City Council of Prior Lake at its January 27, 2014 meeting. 2.2 Project Overview The following report represents Stemmer Ridge Road from its current terminus north to CSAH 82. Figure 1 in Appendix A illustrates the proposed project area. The proposed project consists of street, sanitary sewer, watermain, and storm sewer improvements. 2.3 Scope The scope of this feasibility report includes the construction of utilities and street for the following: Stemmer Ridge Road northerly terminus to CSAH 82 The proposed improvements include the construction of the pavement and curb and gutter, sanitary sewer, watermain, and storm sewer. The feasibility report as presented herein addresses the estimated costs along with the potential funding for the work to be completed. Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 3

10 3. EXISTING CONDITIONS 3.1 Existing Conditions The existing property along the proposed alignment of Stemmer Ridge Road is primarily undeveloped land and is either being utilized for agricultural purposes or has been left in a natural state. Starting at the north end of the project, the Shakopee Mdewakanton Sioux Community (SMSC) owns in fee the majority of the property from CSAH 82 south to Howard Lake Road. The SMSC is not actively using this property currently and it consists of a combination of wooded areas and wetlands. There are a few old buildings on site that are no longer being used. The property is guided for medium density residential housing per the City s 2030 Comprehensive Plan. Adjacent to the southeast corner of the SMSC property is a 2.7 acre parcel that is owned by Jeffrey Micko. This property consists of a single family home with access coming from Howard Lake Road. The home is being served by a private on site well and septic system. The remaining property from Howard Lake Road south to the current terminus of Stemmer Ridge Road is broken up into a number of separate parcels that are owned by various members of the Menden family. This includes property owned by Francis Menden, Robert and Roxanne Menden, and Tom Menden. The property contains an existing farm house and a number of out buildings. The farm house is being served by a private on site well and septic system. The remaining portion of the property is being actively farmed. There is a large area in the middle of the property that has been identified as wetland per the National Wetland Inventory (NWI) map. Immediately to the east is park property that is owned by a combination of the City of Prior Lake and Scott County and is known as Spring Lake Regional Park. The City purchased approximately 40 acres from Scott County as part of the long term planning for an active use park in this location. In 2006, Scott County had a master plan prepared for this site. The planned improvements included active uses; such as baseball fields on the City property and a dog park and trails on the Scott County property. A significant portion of the site was shown to be left in its natural condition. To date, only the dog park has been constructed. 3.2 Existing Sanitary Sewer and Watermain Conditions This area is undeveloped and does not currently have sanitary sewer or watermain available to serve the parcels included in this report. All of the required utility improvements will be new construction. 3.3 Existing Storm Sewer Conditions The project area is currently rural in nature and does not currently have any storm sewer or storm water treatment in place. The natural drainage pattern is either from the southeast corner of the Menden property to the low area/wetland in the middle of the property, which ultimately overflows to the west toward Howard Lake, or it drains from the north end of the project south toward the low area/wetland on the Menden property, which overflows to the west toward Howard Lake. Since this area does not drain to Prior Lake it is not under Prior Lake/Spring Lake Watershed jurisdiction. There are several large wetlands identified for the project area on the Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 4

11 National Wetland Inventory map. These wetlands will be delineated this summer to confirm their exact size and location. 3.4 Right-of-Way There isn t any existing right-of-way or easements in place for the proposed improvements. The portion of Stemmer Ridge Road that was constructed as part of the Stemmer Ridge development to the south of this project included the dedication of 80 feet of right-of- way by the developer as part of their plat. It is anticipated that all of necessary right-of-way and temporary construction easements will be acquired prior to the construction of this project. The cost for acquiring the right-of-way and easements is included in the overall project cost. Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 5

12 4. PROPOSED IMPROVEMENTS 4.1 Street Improvements The proposed street improvements are proposed to match the existing section of Stemmer Ridge Road to the south. The street width is 44 feet from back of curb to back of curb. The street section consists of 1-1/2 inches of wear course, 2-1/2 inches of base course, 12 inches of Class 5, and 24 inches of granular base. The street section also includes an eight foot bituminous trail running parallel to the street on the west side of the roadway and a five foot concrete sidewalk running parallel to the east side. Figure 2 in Appendix A identifies the proposed typical section. Soil borings for the proposed alignment are scheduled to be completed in the summer of Depending on the results of the soil borings, the street section may be adjusted accordingly. Discussion with Scott County confirmed the need to make modifications to Mystic Lake Boulevard on the north side of CSAH 82 where it will align with Stemmer Ridge Road to the south. These improvements will be needed so that the street sections will match one another. As part of the future project design, Scott County will require the completion of an Intersection Control Evaluation. It is not anticipated that a traffic signal will be needed initially; however, as development occurs in the City s annexation area and additional traffic is generated, it is possible that this intersection will meet the warrants for signalization in the future. 4.2 Storm Sewer Improvements The proposed storm sewer improvements include the construction of storm water ponds. The existing pond located along the south side of CSAH 82 is proposed to be expanded to accommodate the additional storm water runoff that will be directed to that pond. In addition, a new pond will need to be constructed along the east side of Stemmer Ridge Road immediately adjacent to the existing wetland area. To facilitate the storm water runoff from Stemmer Ridge Road, catch basins and storm sewer will be installed to direct the water to the storm water ponds. Figure 3 in Appendix A identifies the proposed storm sewer system improvements for Stemmer Ridge Road. 4.3 Sanitary Sewer and Watermain Improvements The existing 30-inch PVC sanitary sewer located within CSAH 82 is proposed to be extended south to the current terminus of Stemmer Ridge Road. The existing 12-inch and 16-inch force mains will connect into this pipe. This connection will complete the final link between the lift station located at the intersection of Shoreline Boulevard and Sunset Avenue and the existing trunk gravity sewer located within CSAH 82. In addition to providing a connection for the two force mains, the 30-inch trunk sanitary sewer will also serve any future homes with direct frontage along Stemmer Ridge Road, as well as provide lateral connections to the developable property to the east and west. The proposed watermain improvement consists of extending 20-inch DIP trunk watermain from CSAH 82 south to the current terminus of Stemmer Ridge Road. The new watermain will complete the trunk watermain loop as shown in the City s 2030 Comprehensive Plan for this area. The 20-inch trunk watermain will also serve any future homes with direct frontage on Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 6

13 Stemmer Ridge Road as well as provide lateral connections to the developable property to the east and west. Figure 4 in Appendix A identifies the proposed sanitary sewer and watermain improvement for Stemmer Ridge Road. 4.4 Right-of-Way/Easements The project is proposed to be constructed within a new 80-foot right-of-way. The alignment for the right-of-way will be based on the alignment of the streets and utilities identified in this report. As part of the preparation of this report, meetings with the various land owners impacted by this project were held to review the proposed alignment. At those meetings two alternatives were presented for their consideration. The two alternatives, Alignment A and Alignment B, are shown in Figures 5 and 6 in Appendix B. The property owners contacted were as follows: 1. Stanley Ellison representative for the Shakopee Mdewakanton Sioux Community 2. Fritz Menden representative for the Menden family 3. Mark Themig Three Rivers Park District 4. Scott Jensen Scott County Public Works Alignment A is centrally located within the project area and Alignment B is located primarily along the east side of the project area. The benefits that were discussed for Alignment A included the minimization of wetland impacts and its central location making it more accessible to the surrounding property. The sole negative response to the alignment was that it did not provide direct access to the regional park located along the east side of the project area. The benefit for Alignment B was that it provided direct access to the park property. The negative responses for this alignment included more wetland impact, creation of a parcel of property in the southeast corner of the project area that would be difficult to develop, and it was not as accessible to the project area to the west. The consensus of the representatives listed above was to utilize Alignment A. Using this alignment, a development concept was prepared to illustrate how the adjacent property might develop in the future and is shown in Figure 7 in Appendix B. The concept demonstrates that the proposed alignment for Stemmer Ridge Road will accommodate future development of the vacant property to the east and west of the roadway. If the City Council moves forward with ordering this project. it is anticipated that right-of-way acquisition would begin in 2014 following the alignment shown in Alignment A. It should be noted that Scott County mentioned that Howard Lake Road was previously agreed to be turned back from Scott County to the City of Prior Lake, but the final paper work has never been recorded. As part of this project, the County will require the completion of that turn back. Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 7

14 4.5 Permits Permits required as part of the proposed improvements are anticipated as follows: Minnesota Pollution Control (MPCA) NPDES Construction Activity Permit Sanitary Sewer Minnesota Department of Health (MDH) Watermain Scott County Right-of-Way Permit Water Management Organization 4.6 Phasing The proposed project as shown will benefit the project area in the following ways: It will facilitate development of the Menden property. It completes a minor arterial roadway connection between CSAH 82 and County Road 12. It provides sanitary sewer and watermain service to the annexation area. Depending on which of these benefits is a priority for the City, the project could be completed in phases. The following alternatives address each of these three priorities. Alternative No. 1 This alternative includes completion of the utilities and streets for the entire project length. This alternative is the largest of the three and addresses all of the priorities listed above. Pros: Facilitates the development of the City s annexation area. Facilitates development of the Menden property. Completes the Stemmer Ridge Road connection between and CSAH 82 and County Road 12. Eliminates the need to maintain the gravel portion of Howard Lake Road west of Stemmer Ridge Road. Cons: Most expensive of the three alternatives at $4,181,000. Removes flexibility on the location of Stemmer Ridge Road for future development design for the Menden property. The cost associated with each of these alternatives is outlined in more detail in Section 5 of this report. Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 8

15 Alternative No. 2 If it is a priority to facilitate private development of the Menden property, an alternative would be to complete the sanitary sewer and watermain improvements for the entire project length as described in Alternative No. 1 and add the street and storm sewer from CSAH 82 south to Howard Lake Road. Pros: Would accommodate access to the Menden property from CSAH 82. Facilitates the development of the City s annexation area. In the future as development occurs on the Menden property, a developer could complete the street and storm sewer improvements at that time and at their expense. Eliminates the need to maintain the gravel portion of Howard Lake Road west of Stemmer Ridge Road. Cons: Project cost of $2,928,000. Completion of Stemmer Ridge Road is dependent on Menden development. Alternative No. 3 If providing sanitary sewer and watermain service to the annexation area is a priority, an alternative would be to construct only the sanitary sewer and watermain along the entire project length initially and complete the street and storm sewer at a later date. The street and storm sewer could be completed in the future as a City project or potentially as a private development. Pros: Minimizes project costs and allows the property to continue to be used for agricultural purposes. Facilitates the development of the City s annexation area. In the future as development occurs on the Menden property, a developer could complete the street and storm sewer improvements at that time and at their expense. Provides for the maximum amount of flexibility with how the project area might develop in the future.. Cons: Development of the Menden property would be restricted to access from the south until the SMSC decides to develop their property. Completion of Stemmer Ridge Road is dependent on Menden and SMSC development. 4.7 Environmental Assessment Worksheet An Environment Assessment Worksheet (EAW) is required for this project due to the connection of the trunk sanitary sewer. The completion of the sanitary sewer between CSAH 82 and the current terminus of Stemmer Ridge Road will facilitate the potential service of the City s proposed 3,200 acre annexation area with municipal services. Facilitating the development of this much area triggers the need for an EAW. The City Council approved the preparation of the EAW at the January 27, 2014 City Council meeting. Preparation of the EAW will be completed in Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 9

16 5. FINANCING 5.1 Opinion of Cost A detailed Engineer s Opinion of Probable Cost for the proposed improvements can be found in Appendix C of this report. These opinions of probable cost incorporate 2014 construction costs and include a 10% construction contingency and 25% project support costs. The project support costs include legal, engineering, administrative, and financing items. A summary of the project costs is shown below: SUMMARY OF COSTS Alternate No. 1 Alternate No. 2 Alternate No. 3 Street Improvements $1,736,000 $950,000 $155,000 Sanitary Improvements $331,000 $331,000 $331,000 Watermain Improvements $579,000 $579,000 $579,000 Storm Sewer Improvements $242,000 $117,000 $0 Subtotal $2,888,000 $1,977,000 $1,065,000 Contingency (10%) $289,000 $197,500 $106,000 Total Construction Cost $3,177,000 $2,174,500 $1,171,000 Project Support Costs (25%) $794,000 $543,500 $293,000 Right-of-Way Acquisition $210,000 $210,000 $210,000 Total Project Cost $4,181,000 $2,928,000 $1,674, Funding The proposed funding for the project will include G.O. Improvement Bonds and City Trunk Funds. The G.O. Improvement Bonds will cover the costs associated with constructing a standard utility and street project. Payment of the bonds will come from assessments to be levied against the benefiting properties in the project area. City Trunk Funds will be used to cover the over sizing costs for the sanitary sewer, watermain, and street. A number of assessment methodologies for this project were reviewed by the City s Assessment Committee on April 9, 2014 and April 15, The recommended method for levying assessments for this project is using a combination of area and per lot assessments. Utilizing the proposed development concept plan shown in Figure 7 Appendix B, there are a total of 16 lots that will have direct frontage along the proposed Stemmer Ridge Road extension. These lots will be immediately buildable and therefore receive a higher benefit than the rest of the surrounding property. These lots will be assessed on a per unit basis. The remaining property located south of CSAH 82, north of the current Stemmer Ridge Road, west of the Three Rivers Park property, and east of Howard Lake will be assessed on a net acreage basis. These properties receive a benefit of having access to the collector roadway and trunk utilities which makes their properties developable. Wetlands will be deducted from the gross acreage. The calculation of the assessment rates for each alternative is as follows: Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 10

17 Alternative No. 1 The total number of units = 16 The total assessable area = acres (excludes area for unit assessment) It is estimated that the per unit benefit for utilities and streets is as follows: Street $18,000 Water Service $ 6,000 Sanitary Sewer Service $ 6,000 Total $30,000 The area assessment rates were calculated as follows: Total Street Cost $2,720,000 Oversizing ($277,460) Unit Cost ($360,000) 20 units x $18,000 Balance $2,082,540 Street Area Assessment Rate = $2,082, acres = $14,898 per acre Total Watermain Cost $796,000 Oversizing ($263,120) Unit Cost ($120,000) 20 units x $6,000 Balance $412,880 Watermain Area Assessment Rate = $412, acres = $2,954 per acre Total Sewer Cost $665,000 Oversizing ($216,233) Unit Cost ($120,000) 20 units x $6,000 Balance $328,767 Sewer Area Assessment Rate = $328, acres = $2,352 per acre Alternative No. 2 The total number of units = 4 (streets) and 20 (water & sewer) The total street assessable area = acres (full street for SMSC property) The total street assessable area = acres (misc. street for Menden) The total sewer and water assessable area = (excludes area for unit assessment) It is estimated that the per unit benefit for utilities and streets is as follows: Street $18,000 Sanitary Sewer Service $ 6,000 Water Service $ 6,000 Total $30,000 Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 11

18 The area assessment rates were calculated as follows: Total Street Cost $1,467,000 Misc. street costs ($ 127,600) Oversizing ($105,500) Unit Cost ($ 72,000) 4 units x $18,000 Balance $1,161,900 Street Area Assessment Rate = $1,161, acres = $19,690 per acre (SMSC/Micko) Street Area Assessment Rate = $127, acres = $1,491 per acre (Menden) Total Watermain Cost $796,000 Oversizing ($263,120) Unit Cost ($120,000) 20 units x $6,000 Balance $412,880 Watermain Area Assessment Rate = $412, acres = $2,954 per acre Total Sewer Cost $665,000 Oversizing ($216,233) Unit Cost ($120,000) 20 units x $6,000 Balance $328,767 Sewer Area Assessment Rate = $328, acres = $2,352 per acre Alternative No. 3 The total number of units = 20 The total street assessable area = (no units deducted) The total sewer and water assessable area = (excludes area for unit assessment) It is estimated that the per unit benefit for utilities and streets is as follows: Sanitary Sewer Service $ 6,000 Water Service $ 6,000 Total $12,000 The area assessment rates were calculated as follows: Total Street Cost $213,000 Oversizing ($000,000) Balance $213,000 Street Area Assessment Rate = $213, acres = $1,447 per acre Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 12

19 Total Watermain Cost $796,000 Oversizing ($263,120) Unit Cost ($120,000) 20 units x $6,000 Balance $412,880 Watermain Area Assessment Rate = $412, acres = $2,954 per acre Total Sewer Cost $665,000 Oversizing ($216,233) Unit Cost ($120,000) 20 units x $6,000 Balance $328,767 Sewer Area Assessment Rate = $328, acres = $2,352 per acre Ultimately, the levied assessments cannot be greater than the value increase presented by the improvements. The preliminary assessment roll for each of the three project alternatives is included in Appendix C. Consistent with the City s Special Assessment Policy, the assessments for the utilities are proposed to be levied over a 20-year period and the assessments for the streets are proposed to be levied over a 10-year period, at an interest rate that is 2% over the rate at which the City sells G.O. Bonds. It should be noted that the property owned by the Menden s is currently in Green Acres and any assessments to those parcels will be deferred accordingly. Below is a table that breaks down the proposed funding sources for each alternative. Alternative No. 1 Alternative No. 2 Alternative No. 3 Assessments $3,424,187 $2,343,147 $1,197,647 Trunk Sewer Fund $216,233 $216,233 $216,233 Trunk Water Fund $263,120 $263,120 $263,120 Trunk Storm Fund $0 $0 $0 Street Oversize Fund $277,460 $105,500 $0 Total $4,181,000 $2,928,000 $1,674,000 Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 13

20 6. PROJECT SCHEDULE In consideration of the effort required to complete the project as presented, the following preliminary schedule is proposed. This schedule may be revised as the project progresses: EAW Initiated... March 24, 2014 Receive Feasibility Report... June 9, 2014 Right-of-Way/Easement Acquisition... June - December 2014 EAW Complete... June 2014 Publish Notice of Public Hearing... August 23 & August 30, 2014 Mail Notice of Public Hearing... August 25, 2014 Hold Public Hearing/Order the Improvements... September 8, 2014 Preparation of Plans and Specifications... October December 2014 Approve Plans and Specifications/Authorize Bids... January 12, 2015 Receive Bids... February 3, 2015 Mail Notice of Assessment Hearing... February 18, 2015 Publish Notice of Assessment Hearing... February 21, 2015 Assessment Hearing... March 9, 2015 Award Contract (Within one year of Ordering Improvements)... April 13, 2015 Begin Construction... May 2015 Street and Utility Construction Substantially Complete... September 2015 Construction Complete... June 2016 Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 14

21 7. CONCLUSIONS AND RECOMMENDATIONS Based on the preceding discussions, we offer the following conclusions: 1. It is necessary to construct the sanitary sewer and watermain to facilitate development within the City s annexation area. 2. Each of the three project alternatives are feasible to construct and cost effective through resident assessments and City trunk funds from an engineering standpoint. 3. The City will need to decide which alternative to proceed with and order the public hearing by the end of July to ensure construction in Based on the preceding discussion, we offer the following recommendations: 1. It is the recommendation of WSB & Associates and City staff to construct improvements as proposed herein. 2. The City Council accepts this feasibility report and call for the public hearing. This is necessary to order the improvements consistent with Minnesota State Statute No. 429 governing public improvements. 3. The project should be partially funded by assessments to the benefiting property owners. Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No Page 15

22 APPENDIX A Figure 1 Location Map Figure 2 Typical Section Figure 3 Storm Sewer Improvements Figure 4 Sanitary Sewer and Watermain Improvements Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

23 Mystic Lake Blvd GÜWX 154th St Trail of Dreams Document Path: K:\ \GIS\Maps\Figure1_LocationMap.mxd Date Saved: 5/6/2014 2:26:29 PM Howard Lake Rd Berens Ct Edgewood Dr Stemmer Ridge Rd Legend Project Location Figure 1 - Location Map Stemmer Ridge Road Street & Utility Improvement Project ± Feet May 27, 2014 WSB Project No

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25 Mystic Lake Blvd GÜWX 154th St Trail of Dreams ") ") #* ") ") ") ") ") ") ") Document Path: K:\ \GIS\Maps\Figure3_Storm.mxd Date Saved: 5/9/ :36:34 AM ") ") Howard Lake Rd ") ") #* ") ") #* ") ") ") ") ") ") ") ") ") ") Edgewood Dr Berens Ct ") ") ") Stemmer Ridge Rd ") ") Legend Proposed Storm Sewer Existing Storm Sewer Figure 3 - Storm Sewer Improvements Stemmer Ridge Road Street & Utility Improvement Project Feet ± May 27, 2014 WSB Project No

26 Mystic Lake Blvd GÜWX 154th St Trail of Dreams G!. Document Path: K:\ \GIS\Maps\Figure4_Sanitary and Water.mxd Date Saved: 5/9/2014 7:54:30 AM Howard Lake Rd G!. G!. G!. G!. Edgewood Dr Berens Ct Stemmer Ridge Rd G!. G!. Legend ProposedWatermainPipe Proposed Sanitary Sewer Existing Watermain Existing Sanitary Sewer Figure 4 - Sanitary Sewer & Watermain Improvements Stemmer Ridge Road Street & Utility Improvement Project Feet ± May 27, 2014 WSB Project No

27 APPENDIX B Figure 5 Stemmer Ridge Road Alignment A Figure 6 Stemmer Ridge Road Alignment B Figure 7 Stemmer Ridge Road Development Concept Plan Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

28 Mystic Lake Blvd GÜWX 154th St Trail of Dreams Document Path: K:\ \GIS\Maps\Figure5_AlignmentA.mxd Date Saved: 5/9/2014 8:00:29 AM Howard Lake Rd Berens Ct Edgewood Dr Stemmer Ridge Rd Figure 5 - Stemmer Ridge Road - Alignment A Stemmer Ridge Road Street & Utility Improvement Project Feet ± May 27, 2014 WSB Project No

29 Mystic Lake Blvd GÜWX 154th St Trail of Dreams Document Path: K:\ \GIS\Maps\Figure6_AlignmentB.mxd Date Saved: 5/9/2014 8:11:28 AM Howard Lake Rd Berens Ct Edgewood Dr Stemmer Ridge Rd Figure 6 - Stemmer Ridge Road - Alignment B Stemmer Ridge Road Street & Utility Improvement Project Feet ± May 27, 2014 WSB Project No

30 Mystic Lake Blvd GÜWX 154th St Trail of Dreams Document Path: K:\ \GIS\Maps\Figure7_DevelopmentPlan.mxd Date Saved: 6/2/2014 8:22:40 AM Howard Lake Rd Berens Ct Edgewood Dr Stemmer Ridge Rd Figure 7 - Stemmer Ridge Road - Development Plan Stemmer Ridge Road Street & Utility Improvement Project Feet ± May 27, 2014 WSB Project No

31 APPENDIX C Opinion of Probable Cost Preliminary Assessment Roll Figure 8 Parcel Assessment Map Feasibility Report Stemmer Ridge Road Street & Utility Improvement Project WSB Project No

32 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 1 - Complete Utilities & Streets) Opinion of Probable Cost Date: Item No. Description Units Quantity Unit Price Total Price SCHEDULE A - STREET IMPROVEMENTS 1 MOBILIZATION LUMP SUM 1 $125, $125, CLEARING ACRE 3.60 $4, $14, GRUBBING ACRE 3.00 $4, $12, TREE TRIMMING HOUR 8 $ $1, REMOVE CURB AND GUTTER LIN FT 1490 $3.00 $4, REMOVE BITUMINOUS PAVEMENT SQ YD 1245 $5.75 $7, REMOVE BITUMINOUS WALK SQ YD 20 $3.25 $ REMOVE CONCRETE WALK SQ YD 980 $2.85 $2, REMOVE SIGN TYPE C EACH 2 $50.00 $ SAWING CONCRETE PAVEMENT (FULL DEPTH) LIN FT 30 $7.00 $ SAWING BIT PAVEMENT (FULL DEPTH) LIN FT 1694 $4.00 $6, COMMON EXCAVATION CU YD $8.00 $240, COMMON EXCAVATION (POND) CU YD 4650 $10.00 $46, POND RESTORATION CU YD 1 $7, $7, FILL SPECIAL - CLAY CU YD 320 $20.00 $6, SUBGRADE EXCAVATION CU YD $8.00 $83, GRANULAR BORROW (CV) CU YD $12.50 $167, /2" CLEAR ROCK CU YD 1214 $12.00 $14, STREET SWEEPER (WITH PICKUP BROOM) HOUR 84 $ $15, AGGREGATE BASE CLASS 5 TON 200 $15.00 $3, AGGREGATE BASE (CV) CLASS 5 CU YD 7619 $28.00 $213, TYPE SP 12.5 WEARING COURSE MIXTURE (4,E) (Base) TON 3258 $68.00 $221, TYPE SP 12.5 WEARING COURSE MIXTURE (4,C) (Wear) TON 1955 $65.00 $127, " CONCRETE WALK SQ FT $4.50 $87, " BITUMINOUS WALK SQ FT $2.00 $62, CONCRETE CURB & GUTTER DESIGN B618 LIN FT 8600 $11.00 $94, CONCRETE CURB & GUTTER DESIGN B424 LIN FT 1380 $16.00 $22, TRUNCATED DOMES SQ FT 78 $55.00 $4, GUIDE POST TYPE B EACH 10 $50.00 $ TRAFFIC CONTROL LUMP SUM 1 $7, $7, F&I SIGN PANELS TYPE SPECIAL EACH 85 $50.00 $4, INSTALL SIGN TYPE SPECIAL (STREET SIGNS) EACH 2 $ $1, TEMPORARY FENCE LIN FT 1600 $2.50 $4, SILT FENCE, TYPE MACHINE SLICED LIN FT 8200 $2.50 $20, STORM DRAIN INLET PROTECTION EACH 32 $ $3, FILTER LOG TYPE STRAW BIOROLL LIN FT 200 $2.50 $ TEMPORARY DITCH CHECK TYPE 2 LIN FT 200 $6.85 $1, CULVERT PROTECTION EACH 8 $ $1, TEMPORARY ROCK CONSTRUCTION ENTRANCE EACH 4 $1, $4, SEEDING ACRE 6 $ $ SEED MIXTURE 250 POUND 570 $2.60 $1, SODDING TYPE SALT RESISTANT SQ YD 9650 $4.10 $39, MULCH MATERIAL TYPE 1 TON 6 $ $1, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 1)6/2/2014

33 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 1 - Complete Utilities & Streets) Opinion of Probable Cost Date: EROSION CONTROL BLANKETS CATEGORY 3 SQ YD 2000 $1.00 $2, RAPID STABILIZATION METHOD 3 MGALLON 30 $ $5, STREET LIGHTS EACH 9 $3, $27, PAVT MSSG (LT ARROW) EPOXY EACH 3 $ $ PAVT MSSG (RT ARROW) EPOXY EACH 5 $ $1, PAVT MSSG (THRU ARROW) EPOXY EACH 3 $ $ " SOLID LINE WHITE-EPOXY LIN FT 8810 $0.40 $3, " DOUBLE SOLID LINE YELLOW-EPOXY LIN FT 4200 $0.80 $3, " STOP LINE WHITE-EPOXY LIN FT 80 $7.35 $ CROSSWALK MARKING - POLY PERFORM (GR IN) SQ FT 432 $18.25 $7, Subtotal SCHEDULE A - STREET IMPROVEMENTS + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE A - STREET IMPROVEMENTS $1,736, $173, $1,909, $477, $2,387, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 1)6/2/2014

34 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 1 - Complete Utilities & Streets) Opinion of Probable Cost Date: SCHEDULE B - SANITARY SEWER 54 30" PVC SANITARY SEWER PIPE LIN FT 3,759 $75.00 $281, " PVC PIPE SEWER - SDR 26 LIN FT 200 $35.00 $7, CASTING ASSEMBLY SANITARY SEWER EACH 18 $ $13, CONNECT TO EXISTING SANITARY SEWER EACH 1 $2, $2, CONNECT TO EXISTING FORCE MAIN EACH 2 $2, $4, CONSTRUCT SANITARY MANHOLE SPECIAL EACH 22 $ $13, CONSTRUCT SANITARY MANHOLES LIN FT 250 $25.00 $6, " FORCE MAIN - PVC C900 LIN FT 20 $55.00 $1, " FORCE MAIN - PVC C900 LIN FT 20 $65.00 $1, Subtotal SCHEDULE B - SANITARY SEWER + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE B - SANITARY SEWER $331, $33, $364, $91, $455, SCHEDULE C - WATER MAIN 63 HYDRANT EACH 9 $3, $32, " GATE VALVE AND BOX EACH 9 $1, $13, " GATE VALVE AND BOX EACH 5 $1, $9, " CORPORATION STOP EACH 35 $ $13, " CURB STOP & BOX EACH 35 $ $13, CONNECT TO EXISTING WATER MAIN EACH 2 $1, $2, " TYPE K COPPER PIPE LIN FT 1,350 $27.75 $37, " WATERMAIN DUCTILE IRON CL 52 LIN FT 160 $40.00 $6, " WATERMAIN DUCTILE IRON CL 52 LIN FT 1,013 $45.00 $45, " WATER MAIN - DUCT IRON CL 51 LIN FT 3,784 $85.00 $321, DUCTILE IRON FITTINGS POUND 16,625 $5.00 $83, Subtotal SCHEDULE C - WATER MAIN + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE C - WATER MAIN $579, $57, $636, $159, $796, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 1)6/2/2014

35 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 1 - Complete Utilities & Streets) Opinion of Probable Cost Date: SCHEDULE D - STORM SEWER 74 PIPE BEDDING MATERIAL CU YD 1100 $7.75 $8, " RC PIPE APRON EACH 2 $ $ " RC PIPE APRON EACH 2 $ $ " RC PIPE APRON EACH 2 $ $1, TRASH GUARD FOR 15" PIPE APRON EACH 2 $ $ TRASH GUARD FOR 18" PIPE APRON EACH 2 $ $ TRASH GUARD FOR 24" PIPE APRON EACH 2 $ $1, " PERF TP PIPE DRAIN LIN FT 780 $24.00 $18, " DRAINTILE CLEANOUT EACH 16 $ $4, " RC PIPE SEWER DESIGN 3006 CL V LIN FT 1509 $34.00 $51, " RC PIPE SEWER DESIGN 3006 CL III LIN FT 1157 $38.00 $43, " RC PIPE SEWER DESIGN 3006 CL III LIN FT 307 $48.00 $14, CONNECT TO EXISTING STORM SEWER EACH 1 $ $ CONST DRAINAGE STRUCTURE DES LIN FT 61 $ $14, CONST DRAINAGE STRUCTURE DES LIN FT 9 $ $4, CONST DRAINAGE STRUCTURE DES SPECIAL 1-2'X3' BOX EACH 16 $ $5, CONST DRAINAGE STRUCTURE DES SPECIAL 2 - OCS EACH 3 $4, $13, CASTING ASSEMBLY EACH 25 $1, $27, ADJUST FRAME & RING CASTING EACH 30 $ $10, GEOTEXTILE FILTER TYPE IV SQ YD 3840 $3.75 $14, RIPRAP CL III CU YD 53 $65.00 $3, SCHEDULE E - RIGHT OF WAY Subtotal SCHEDULE D - STORM SEWER + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE D - STORM SEWER $242, $24, $266, $66, $333, ACQUISITION ACRE $210, Total SCHEDULE E - RIGHT OF WAY $210, TOTAL PROJECT COST SUBTOTAL SCHEDULE A - STREET IMPROVEMENTS $2,387, SUBTOTAL SCHEDULE B - SANITARY SEWER $455, SUBTOTAL SCHEDULE C - WATERMAIN $796, SUBTOTAL SCHEDULE D - STORM SEWER $333, SUBTOTAL SCHEDULE E - RIGHT OF WAY $210, PROJECT GRAND TOTAL $4,181, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 1)6/2/2014

36 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 2 - Utilities & SMSC Streets) Opinion of Probable Cost Date: Item No. Description Units Quantity Unit Price Total Price SCHEDULE A - STREET IMPROVEMENTS 1 MOBILIZATION LUMP SUM 1 $75, $75, CLEARING ACRE 3.60 $4, $14, GRUBBING ACRE 3.00 $4, $12, TREE TRIMMING HOUR 8 $ $1, REMOVE CURB AND GUTTER LIN FT 1490 $3.00 $4, REMOVE BITUMINOUS PAVEMENT SQ YD 1200 $5.75 $6, REMOVE BITUMINOUS WALK SQ YD 20 $3.25 $ REMOVE CONCRETE WALK SQ YD 980 $2.85 $2, REMOVE SIGN TYPE C EACH 2 $50.00 $ SAWING CONCRETE PAVEMENT (FULL DEPTH) LIN FT 24 $7.00 $ SAWING BIT PAVEMENT (FULL DEPTH) LIN FT 1650 $4.00 $6, COMMON EXCAVATION CU YD $8.00 $180, COMMON EXCAVATION (POND) CU YD 2500 $10.00 $25, POND RESTORATION CU YD 1 $7, $7, FILL SPECIAL - CLAY CU YD 320 $20.00 $6, SUBGRADE EXCAVATION CU YD 6450 $8.00 $51, GRANULAR BORROW (CV) CU YD 5210 $12.50 $65, /2" CLEAR ROCK CU YD 64 $12.00 $ STREET SWEEPER (WITH PICKUP BROOM) HOUR 60 $ $10, AGGREGATE BASE CLASS 5 TON 100 $15.00 $1, AGGREGATE BASE (CV) CLASS 5 CU YD 2858 $28.00 $80, TYPE SP 12.5 WEARING COURSE MIXTURE (4,E) (Base) TON 1477 $68.00 $100, TYPE SP 12.5 WEARING COURSE MIXTURE (4,C) (Wear) TON 886 $65.00 $57, " CONCRETE WALK SQ FT 7335 $4.50 $33, " BITUMINOUS WALK SQ FT $2.00 $23, CONCRETE CURB & GUTTER DESIGN B618 LIN FT 3614 $11.00 $39, CONCRETE CURB & GUTTER DESIGN B424 LIN FT 1380 $16.00 $22, TRUNCATED DOMES SQ FT 78 $55.00 $4, GUIDE POST TYPE B EACH 6 $50.00 $ TRAFFIC CONTROL LUMP SUM 1 $5, $5, F&I SIGN PANELS TYPE SPECIAL EACH 50 $50.00 $2, INSTALL SIGN TYPE SPECIAL (STREET SIGNS) EACH 2 $ $1, TEMPORARY FENCE LIN FT 1600 $2.50 $4, SILT FENCE, TYPE MACHINE SLICED LIN FT 8200 $2.50 $20, STORM DRAIN INLET PROTECTION EACH 12 $ $1, FILTER LOG TYPE STRAW BIOROLL LIN FT 200 $2.50 $ TEMPORARY DITCH CHECK TYPE 2 LIN FT 200 $6.85 $1, CULVERT PROTECTION EACH 4 $ $ TEMPORARY ROCK CONSTRUCTION ENTRANCE EACH 4 $1, $4, SEEDING ACRE 6 $ $ SEED MIXTURE 250 POUND 570 $2.60 $1, SODDING TYPE SALT RESISTANT SQ YD 9650 $4.10 $39, MULCH MATERIAL TYPE 1 TON 6 $ $1, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 2)6/2/2014

37 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 2 - Utilities & SMSC Streets) Opinion of Probable Cost Date: EROSION CONTROL BLANKETS CATEGORY 3 SQ YD 2000 $1.00 $2, RAPID STABILIZATION METHOD 3 MGALLON 30 $ $5, STREET LIGHTS EACH 4 $3, $12, PAVT MSSG (LT ARROW) EPOXY EACH 3 $ $ PAVT MSSG (RT ARROW) EPOXY EACH 5 $ $1, PAVT MSSG (THRU ARROW) EPOXY EACH 3 $ $ " SOLID LINE WHITE-EPOXY LIN FT 4010 $0.40 $1, " DOUBLE SOLID LINE YELLOW-EPOXY LIN FT 1400 $0.80 $1, " STOP LINE WHITE-EPOXY LIN FT 80 $7.35 $ CROSSWALK MARKING - POLY PERFORM (GR IN) SQ FT 432 $18.25 $7, Subtotal SCHEDULE A - STREET IMPROVEMENTS + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE A - STREET IMPROVEMENTS $950, $95, $1,045, $261, $1,306, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 2)6/2/2014

38 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 2 - Utilities & SMSC Streets) Opinion of Probable Cost Date: SCHEDULE B - SANITARY SEWER 54 30" PVC SANITARY SEWER PIPE LIN FT 3,759 $75.00 $281, " PVC PIPE SEWER - SDR 26 LIN FT 200 $35.00 $7, CASTING ASSEMBLY SANITARY SEWER EACH 18 $ $13, CONNECT TO EXISTING SANITARY SEWER EACH 1 $2, $2, CONNECT TO EXISTING FORCE MAIN EACH 2 $2, $4, CONSTRUCT SANITARY MANHOLE SPECIAL EACH 22 $ $13, CONSTRUCT SANITARY MANHOLES LIN FT 250 $25.00 $6, " FORCE MAIN - PVC C900 LIN FT 20 $55.00 $1, " FORCE MAIN - PVC C900 LIN FT 20 $65.00 $1, Subtotal SCHEDULE B - SANITARY SEWER + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE B - SANITARY SEWER $331, $33, $364, $91, $455, SCHEDULE C - WATER MAIN 63 HYDRANT EACH 9 $3, $32, " GATE VALVE AND BOX EACH 9 $1, $13, " GATE VALVE AND BOX EACH 5 $1, $9, " CORPORATION STOP EACH 35 $ $13, " CURB STOP & BOX EACH 35 $ $13, CONNECT TO EXISTING WATER MAIN EACH 2 $1, $2, " TYPE K COPPER PIPE LIN FT 1,350 $27.75 $37, " WATERMAIN DUCTILE IRON CL 52 LIN FT 160 $40.00 $6, " WATERMAIN DUCTILE IRON CL 52 LIN FT 1,013 $45.00 $45, " WATER MAIN - DUCT IRON CL 51 LIN FT 3,784 $85.00 $321, DUCTILE IRON FITTINGS POUND 16,625 $5.00 $83, Subtotal SCHEDULE C - WATER MAIN + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE C - WATER MAIN $579, $57, $636, $159, $796, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 2)6/2/2014

39 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 2 - Utilities & SMSC Streets) Opinion of Probable Cost Date: SCHEDULE D - STORM SEWER 74 PIPE BEDDING MATERIAL CU YD 550 $7.75 $4, " RC PIPE APRON EACH 1 $ $ " RC PIPE APRON EACH 1 $ $ TRASH GUARD FOR 15" PIPE APRON EACH 1 $ $ TRASH GUARD FOR 24" PIPE APRON EACH 1 $ $ " PERF TP PIPE DRAIN LIN FT 300 $24.00 $7, " DRAINTILE CLEANOUT EACH 8 $ $2, " RC PIPE SEWER DESIGN 3006 CL V LIN FT 260 $34.00 $8, " RC PIPE SEWER DESIGN 3006 CL III LIN FT 1067 $38.00 $40, " RC PIPE SEWER DESIGN 3006 CL III LIN FT 175 $48.00 $8, CONNECT TO EXISTING STORM SEWER EACH 1 $ $ CONST DRAINAGE STRUCTURE DES LIN FT 57 $ $14, CONST DRAINAGE STRUCTURE DES LIN FT 0 $ $ CONST DRAINAGE STRUCTURE DES SPECIAL 1-2'X3' BOX EACH 5 $ $1, CONST DRAINAGE STRUCTURE DES SPECIAL 2 - OCS EACH 1 $4, $4, CASTING ASSEMBLY EACH 11 $1, $12, ADJUST FRAME & RING CASTING EACH 14 $ $5, GEOTEXTILE FILTER TYPE IV SQ YD 1320 $3.75 $4, RIPRAP CL III CU YD 20 $65.00 $1, SCHEDULE E - RIGHT OF WAY Subtotal SCHEDULE D - STORM SEWER + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE D - STORM SEWER $117, $11, $129, $32, $161, ACQUISITION ACRE $210, Total SCHEDULE E - RIGHT OF WAY $210, TOTAL PROJECT COST SUBTOTAL SCHEDULE A - STREET IMPROVEMENTS $1,306, SUBTOTAL SCHEDULE B - SANITARY SEWER $455, SUBTOTAL SCHEDULE C - WATERMAIN $796, SUBTOTAL SCHEDULE D - STORM SEWER $161, SUBTOTAL SCHEDULE E - RIGHT OF WAY $210, PROJECT GRAND TOTAL $2,928, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 2)6/2/2014

40 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 3 - Utilities Only) Opinion of Probable Cost Date: Item No. Description Units Quantity Unit Price Total Price SCHEDULE A - STREET IMPROVEMENTS 1 MOBILIZATION LUMP SUM 1 $44, $44, CLEARING ACRE 3.60 $4, $14, GRUBBING ACRE 3.00 $4, $12, TREE TRIMMING HOUR 8 $ $1, TRAFFIC CONTROL LUMP SUM 1.00 $2, $2, TEMPORARY FENCE LIN FT 1, $2.50 $4, SILT FENCE, TYPE MACHINE SLICED LIN FT 8200 $2.50 $20, FILTER LOG TYPE STRAW BIOROLL LIN FT 200 $2.50 $ TEMPORARY DITCH CHECK TYPE 2 LIN FT $6.85 $1, TEMPORARY ROCK CONSTRUCTION ENTRANCE EACH 4.00 $1, $4, SEEDING ACRE 5.7 $ $ SEED MIXTURE 250 POUND 570 $2.60 $1, SODDING TYPE SALT RESISTANT SQ YD 9650 $4.10 $39, MULCH MATERIAL TYPE 1 TON 5.7 $ $1, EROSION CONTROL BLANKETS CATEGORY 3 SQ YD 2000 $1.00 $2, RAPID STABILIZATION METHOD 3 MGALLON 30 $ $5, Subtotal SCHEDULE A - STREET IMPROVEMENTS + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE A - STREET IMPROVEMENTS $155, $15, $170, $42, $213, SCHEDULE B - SANITARY SEWER 17 30" PVC SANITARY SEWER PIPE LIN FT 3,759 $75.00 $281, " PVC PIPE SEWER - SDR 26 LIN FT 200 $35.00 $7, CASTING ASSEMBLY SANITARY SEWER EACH 18 $ $13, CONNECT TO EXISTING SANITARY SEWER EACH 1 $2, $2, CONNECT TO EXISTING FORCE MAIN EACH 2 $2, $4, CONSTRUCT SANITARY MANHOLE SPECIAL EACH 22 $ $13, CONSTRUCT SANITARY MANHOLES LIN FT 250 $25.00 $6, " FORCE MAIN - PVC C900 LIN FT 20 $55.00 $1, " FORCE MAIN - PVC C900 LIN FT 20 $65.00 $1, Subtotal SCHEDULE B - SANITARY SEWER + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE B - SANITARY SEWER $331, $33, $364, $91, $455, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 3)6/2/2014

41 Project Number: Project: PRIOR LAKE - Stemmer Ridge Road Improvements (Alternative No. 3 - Utilities Only) Opinion of Probable Cost Date: SCHEDULE C - WATER MAIN 26 HYDRANT EACH 9 $3, $32, " GATE VALVE AND BOX EACH 9 $1, $13, " GATE VALVE AND BOX EACH 5 $1, $9, " CORPORATION STOP EACH 35 $ $13, " CURB STOP & BOX EACH 35 $ $13, CONNECT TO EXISTING WATER MAIN EACH 2 $1, $2, " TYPE K COPPER PIPE LIN FT 1,350 $27.75 $37, " WATERMAIN DUCTILE IRON CL 52 LIN FT 160 $40.00 $6, " WATERMAIN DUCTILE IRON CL 52 LIN FT 1,013 $45.00 $45, " WATER MAIN - DUCT IRON CL 51 LIN FT 3,784 $85.00 $321, DUCTILE IRON FITTINGS POUND 16,625 $5.00 $83, Subtotal SCHEDULE C - WATER MAIN + 10% CONTINGENCY Subtotal 25% PROJECT SUPPORT COSTS Total SCHEDULE C - WATER MAIN $579, $57, $636, $159, $796, SCHEDULE D - RIGHT OF WAY 37 ACQUISITION ACRE $210, Total SCHEDULE D - ACQUISITION $210, TOTAL PROJECT COST SUBTOTAL SCHEDULE A - STREET IMPROVEMENTS $213, SUBTOTAL SCHEDULE B - SANITARY SEWER $455, SUBTOTAL SCHEDULE C - WATER MAIN $796, SUBTOTAL SCHEDULE D - RIGHT OF WAY $210, PROJECT GRAND TOTAL $1,674, K:\ \Admin\Docs\Feasibility Report\Opinion of Probable Cost (Alternative No. 3)6/2/2014

42 PRELIMINARY ROLL - ALTERNATE NO. 1 DESCRIPTION: # STEMMER RIDGE ROAD UNIT RATE (100%): STREET AND STORM SEWER UNIT RATE (100%): UTILITIES CODE: Street Unit Rate $18,000 Unit INTEREST RATE: Water Unit Rate $6,000 Unit TERM: 10 YEAR STREETS 20 YEARS UTILITIES Sewer Unit Rate $6,000 Unit INITIAL YEAR: Street Area Rate $14,898 Acre ADDITIONAL INTEREST: Water Area Rate $2,954 Acre TOTAL AREA STREETS UTILITIES Sewer Area Rate $2,352 Acre TOTAL UNITS 20 STREETS 20 UTILITIES PAYMENT METHOD: EQUAL PRINCIPAL NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Section 32 Township 115 Range 022 P/O E 49A OF GOV LOT 3 LYING S OF RD #19, & 15A IN GOVT LOT HOWARD LAKE RD NW SubdivisionName RLS 153 Lot TCT Block 00C SubdivisionCd Section 33 Township 115 Range A IN N1/2 SW1/ Section 33 Township 115 Range 022 N1/2 SW1/4 EX 1.67A & EX N 440' & EX E 1287' & EX 1.23A HWY HOWARD LAKE RD NW Section 33 Township 115 Range 022 N1/2 SW1/4 EX 1.67A & EX N 440' & EX E 1287' & EX 1.23A HWY HOWARD LAKE RD NW Section 32 Township 115 Range A LOT # 4 EX 11.6A EX 1.50A EX 1.37A Section 32 Township 115 Range ' STRIP IN GOVT LOT 4 IN WHICH THE N & W LINE COM 198' W OF SE COR, N ', N E ' Section 32 Township 115 Range ' STRIP IN GOVT LOT 4, THE W & N LINE DESCRIBED AS COM 132' W OF SE COR, N ', N E ' Section 32 Township 115 Range 022 P/O GOVT LOT 4 LYING 66' SE OF LINE COM 132' W OF SE COR, N ', N E ' & THERE TERMINATING SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 296, $ 58, $ 46, $ 402, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 1, $ $ $ 2, SCOTT COUNTY HIGHWAY ENGINEER 600 Country Trail N. Jordan, MN $ 4, $ $ $ 6, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 249, $ 49, $ 39, $ 338, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 11, $ 2, $ 1, $ 15, Shakopee, MN $ 83, $ 16, $ 13, $ 113, Shakopee, MN $ 22, $ 4, $ 3, $ 30, Shakopee, MN $ 19, $ 3, $ 3, $ 26, MENDEN TOM 919 Market Street S., Shakopee, MN $ 17, $ 3, $ 2, $ 23, Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL MENDEN TOM 919 Market Street S., Shakopee, MN $ 2, $ $ $ 3, Section 33 Township 115 Range 022 P/O SW1/4 SW1/4 LYING 66' NW OF LINE COM 132' W OF SE COR GOVT LOT , N N ' TO CL CO RD 81 & THERE TERMINATING Shakopee, MN $ 9, $ 1, $ 1, $ 12, Page 1

43 NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS 12 Section 33 Township 115 Range ' STRIP IN SW1/4 SW1/4 COM ' S OF NW COR, N E TO CL CO RD 81, NW ALONG CL 66', S W TO W LINE SW1/4, S 66' TO POB ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Shakopee, MN $ 12, $ 2, $ 1, $ 16, Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL Section 33 Township 115 Range 022 COM SW COR OF SW1/4 SW1/4, N W ALONG W LINE SW1/4 SW1/ ' TO CL OF CO RD 81, S W ' TO POB HOWARD LAKE RD NW Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING NORTH OF CO RD #14 EX E 180' Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL Section 33 Township 115 Range 022 E 180' OF SW1/4 SW1/4 LYING N OF CO RD HOWARD LAKE RD NW Section 33 Township 115 Range 022 W 66' OF E 132' OF SW1/4 SW1/4 LYING S OF CL OF CO RD Section 33 Township 115 Range 022 E 66' OF SW1/4 SW1/4 LYING S OF CL OF HWY Section 05 Township 114 Range A IN GOV'T LOT Section 05 Township 114 Range 022 GOVT LOT 1 LYING E OF A LINE COM ' S OF NE COR OF LOT 4, SW ', SW ' TO S LINE OF LOT 1 AT PT ' W OF SE COR & THERE TERM. & LYING W OF A LINE COM ' W OF SE COR OF LOT 1, NE ', E Section 05 Township 114 Range 022 P/O GOVT LOT 1 COM SE COR, W ', NE ', E 49.34' N 66', E 66', S 66', E 66' TO E LINE, S TO POB Section 05 Township 114 Range 022 N 66' OF E 66' OF GOVT LOT Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM SW COR, E ', N ', W ' TO W LINE, S TO POB MENDEN TOM 919 Market Street S., Shakopee, MN $ 13, $ 2, $ 2, $ 18, MENDEN ROBERT L & ROXANN L Howard Lake Road NW, Shakopee, MN $ 190, $ 37, $ 30, $ 258, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 65, $ 13, $ 10, $ 88, MENDEN TOM 919 Market Street S., Shakopee, MN $ 181, $ 36, $ 28, $ 246, MICKO JEFFREY J Howard Lake Road NW, Shakopee, MN $ 72, $ 24, $ 24, $ 120, Shakopee, MN $ 11, $ 2, $ 1, $ 16, Shakopee, MN $ 10, $ 1, $ 1, $ 13, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 253, $ 50, $ 40, $ 344, Shakopee, MN $ 126, $ 25, $ 20, $ 171, Shakopee, MN $ 81, $ 16, $ 12, $ 110, MENDEN TOM 919 Market Street S., Shakopee, MN $ 1, $ $ $ 2, Shakopee, MN $ 50, $ 10, $ 7, $ 68, Page 2

44 NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM 132' W OF NE COR, S 66', W ', S 320', S W ' TO S LINE NW1/4 NW1/4, W ', N ', W ', N 66' TO N LINE NW1/4 NW1/4, E TO POB Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM ' W OF SE COR, W ', NE ', N 320', E ', N 66', E 66', S ', SW ', S ' TO POB Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM NE COR, S TO SE COR, W ', N NE ', NE ', N ' TO N LINE, E 66' TO POB UPDATED 5/8/14 MENDEN TOM 919 Market Street S., Shakopee, MN $ 457, $ 129, $ 122, $ 709, Shakopee, MN $ 60, $ 12, $ 9, $ 82, Shakopee, MN $ 133, $ 26, $ 21, $ 181, $ 2,442, $ 532, $ 448, $ 3,424, Page 3

45 PRELIMINARY ROLL - ALTERNATE NO. 2 DESCRIPTION: # STEMMER RIDGE ROAD UNIT RATE (100%): STREET AND STORM SEWER UNIT RATE (100%): UTILITIES CODE: Street Unit Rate $18,000 Unit Micko Property INTEREST RATE: Water Unit Rate $6,000 Unit TERM: 10 YEAR STREETS 20 YEARS UTILITIES Sewer Unit Rate $6,000 Unit INITIAL YEAR: Street Area Rate $19,690 Acre SMSC Property ADDITIONAL INTEREST: Street Area Rate $1,491 Acre Menden Property TOTAL AREA STREETS UTILITIES Water Area Rate $2,954 Acre TOTAL UNITS 4 STREETS 20 UTILITIES Sewer Area Rate $2,352 Acre PAYMENT METHOD: EQUAL PRINCIPAL NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Section 32 Township 115 Range 022 P/O E 49A OF GOV LOT 3 LYING S OF RD #19, & 15A IN GOVT LOT HOWARD LAKE RD NW SubdivisionName RLS 153 Lot TCT Block 00C SubdivisionCd Section 33 Township 115 Range A IN N1/2 SW1/ Section 33 Township 115 Range 022 N1/2 SW1/4 EX 1.67A & EX N 440' & EX E 1287' & EX 1.23A HWY HOWARD LAKE RD NW Section 33 Township 115 Range 022 N1/2 SW1/4 EX 1.67A & EX N 440' & EX E 1287' & EX 1.23A HWY HOWARD LAKE RD NW Section 32 Township 115 Range A LOT # 4 EX 11.6A EX 1.50A EX 1.37A Section 32 Township 115 Range ' STRIP IN GOVT LOT 4 IN WHICH THE N & W LINE COM 198' W OF SE COR, N ', N E ' Section 32 Township 115 Range ' STRIP IN GOVT LOT 4, THE W & N LINE DESCRIBED AS COM 132' W OF SE COR, N ', N E ' Section 32 Township 115 Range 022 P/O GOVT LOT 4 LYING 66' SE OF LINE COM 132' W OF SE COR, N ', N E ' & THERE TERMINATING SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 392, $ 58, $ 46, $ 497, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 2, $ $ $ 2, SCOTT COUNTY HIGHWAY ENGINEER 600 Country Trail N. Jordan, MN $ $ $ $ 2, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 330, $ 49, $ 39, $ 419, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 15, $ 2, $ 1, $ 19, Shakopee, MN $ 8, $ 16, $ 13, $ 38, Shakopee, MN $ 2, $ 4, $ 3, $ 10, Shakopee, MN $ 1, $ 3, $ 3, $ 8, MENDEN TOM 919 Market Street S., Shakopee, MN $ 1, $ 3, $ 2, $ 7, Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL MENDEN TOM 919 Market Street S., Shakopee, MN $ $ $ $ 1, Section 33 Township 115 Range 022 P/O SW1/4 SW1/4 LYING 66' NW OF LINE COM 132' W OF SE COR GOVT LOT , N N ' TO CL CO RD 81 & THERE TERMINATING Shakopee, MN $ $ 1, $ 1, $ 4, Page 1

46 NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS 12 Section 33 Township 115 Range ' STRIP IN SW1/4 SW1/4 COM ' S OF NW COR, N E TO CL CO RD 81, NW ALONG CL 66', S W TO W LINE SW1/4, S 66' TO POB ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Shakopee, MN $ 1, $ 2, $ 1, $ 5, Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL Section 33 Township 115 Range 022 COM SW COR OF SW1/4 SW1/4, N W ALONG W LINE SW1/4 SW1/ ' TO CL OF CO RD 81, S W ' TO POB HOWARD LAKE RD NW Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING NORTH OF CO RD #14 EX E 180' Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL Section 33 Township 115 Range 022 E 180' OF SW1/4 SW1/4 LYING N OF CO RD HOWARD LAKE RD NW Section 33 Township 115 Range 022 W 66' OF E 132' OF SW1/4 SW1/4 LYING S OF CL OF CO RD Section 33 Township 115 Range 022 E 66' OF SW1/4 SW1/4 LYING S OF CL OF HWY Section 05 Township 114 Range A IN GOV'T LOT Section 05 Township 114 Range 022 GOVT LOT 1 LYING E OF A LINE COM ' S OF NE COR OF LOT 4, SW ', SW ' TO S LINE OF LOT 1 AT PT ' W OF SE COR & THERE TERM. & LYING W OF A LINE COM ' W OF SE COR OF LOT 1, NE ', E Section 05 Township 114 Range 022 P/O GOVT LOT 1 COM SE COR, W ', NE ', E 49.34' N 66', E 66', S 66', E 66' TO E LINE, S TO POB Section 05 Township 114 Range 022 N 66' OF E 66' OF GOVT LOT Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM SW COR, E ', N ', W ' TO W LINE, S TO POB MENDEN TOM 919 Market Street S., Shakopee, MN $ 1, $ 2, $ 2, $ 6, MENDEN ROBERT L & ROXANN L Howard Lake Road NW, Shakopee, MN $ 19, $ 37, $ 30, $ 87, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 86, $ 13, $ 10, $ 110, MENDEN TOM 919 Market Street S., Shakopee, MN $ 18, $ 36, $ 28, $ 82, MICKO JEFFREY J Howard Lake Road NW, Shakopee, MN $ 72, $ 24, $ 24, $ 120, Shakopee, MN $ 1, $ 2, $ 1, $ 5, Shakopee, MN $ 1, $ 1, $ 1, $ 4, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 335, $ 50, $ 40, $ 426, Shakopee, MN $ 12, $ 25, $ 20, $ 57, Shakopee, MN $ 8, $ 16, $ 12, $ 37, MENDEN TOM 919 Market Street S., Shakopee, MN $ $ $ $ Shakopee, MN $ 5, $ 10, $ 7, $ 23, Page 2

47 NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM 132' W OF NE COR, S 66', W ', S 320', S W ' TO S LINE NW1/4 NW1/4, W ', N ', W ', N 66' TO N LINE NW1/4 NW1/4, E TO POB Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM ' W OF SE COR, W ', NE ', N 320', E ', N 66', E 66', S ', SW ', S ' TO POB Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM NE COR, S TO SE COR, W ', N NE ', NE ', N ' TO N LINE, E 66' TO POB UPDATED 5/8/14 MENDEN TOM 919 Market Street S., Shakopee, MN $ 24, $ 129, $ 122, $ 276, Shakopee, MN $ 6, $ 12, $ 9, $ 27, Shakopee, MN $ 13, $ 26, $ 21, $ 61, $ 1,361, $ 532, $ 448, $ 2,343, Page 3

48 PRELIMINARY ROLL - ALTERNATE NO. 3 DESCRIPTION: # STEMMER RIDGE ROAD UNIT RATE (100%): STREET AND STORM SEWER UNIT RATE (100%): UTILITIES CODE: Street Unit Rate $0 Unit INTEREST RATE: Water Unit Rate $6,000 Unit TERM: 10 YEAR STREETS 20 YEARS UTILITIES Sewer Unit Rate $6,000 Unit INITIAL YEAR: Street Area Rate $1,447 Acre ADDITIONAL INTEREST: Water Area Rate $2,954 Acre TOTAL AREA STREETS UTILITIES Sewer Area Rate $2,352 Acre TOTAL UNITS 0 STREETS 20 UTILITIES PAYMENT METHOD: EQUAL PRINCIPAL NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Section 32 Township 115 Range 022 P/O E 49A OF GOV LOT 3 LYING S OF RD #19, & 15A IN GOVT LOT HOWARD LAKE RD NW SubdivisionName RLS 153 Lot TCT Block 00C SubdivisionCd Section 33 Township 115 Range A IN N1/2 SW1/ Section 33 Township 115 Range 022 N1/2 SW1/4 EX 1.67A & EX N 440' & EX E 1287' & EX 1.23A HWY HOWARD LAKE RD NW Section 33 Township 115 Range 022 N1/2 SW1/4 EX 1.67A & EX N 440' & EX E 1287' & EX 1.23A HWY HOWARD LAKE RD NW Section 32 Township 115 Range A LOT # 4 EX 11.6A EX 1.50A EX 1.37A Section 32 Township 115 Range ' STRIP IN GOVT LOT 4 IN WHICH THE N & W LINE COM 198' W OF SE COR, N ', N E ' Section 32 Township 115 Range ' STRIP IN GOVT LOT 4, THE W & N LINE DESCRIBED AS COM 132' W OF SE COR, N ', N E ' Section 32 Township 115 Range 022 P/O GOVT LOT 4 LYING 66' SE OF LINE COM 132' W OF SE COR, N ', N E ' & THERE TERMINATING SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 28, $ 58, $ 46, $ 134, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ $ $ $ SCOTT COUNTY HIGHWAY ENGINEER 600 Country Trail N. Jordan, MN $ $ $ $ 2, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 24, $ 49, $ 39, $ 113, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 1, $ 2, $ 1, $ 5, Shakopee, MN $ 8, $ 16, $ 13, $ 37, Shakopee, MN $ 2, $ 4, $ 3, $ 10, Shakopee, MN $ 1, $ 3, $ 3, $ 8, MENDEN TOM 919 Market Street S., Shakopee, MN $ 1, $ 3, $ 2, $ 7, Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL MENDEN TOM 919 Market Street S., Shakopee, MN $ $ $ $ 1, Section 33 Township 115 Range 022 P/O SW1/4 SW1/4 LYING 66' NW OF LINE COM 132' W OF SE COR GOVT LOT , N N ' TO CL CO RD 81 & THERE TERMINATING Shakopee, MN $ $ 1, $ 1, $ 4, Page 1

49 NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS 12 Section 33 Township 115 Range ' STRIP IN SW1/4 SW1/4 COM ' S OF NW COR, N E TO CL CO RD 81, NW ALONG CL 66', S W TO W LINE SW1/4, S 66' TO POB ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Shakopee, MN $ 1, $ 2, $ 1, $ 5, Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL Section 33 Township 115 Range 022 COM SW COR OF SW1/4 SW1/4, N W ALONG W LINE SW1/4 SW1/ ' TO CL OF CO RD 81, S W ' TO POB HOWARD LAKE RD NW Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING NORTH OF CO RD #14 EX E 180' Section 33 Township 115 Range 022 SW1/4 SW1/4 LYING SW OF CO RD 81 & LYING NW OF LINE COM NW COR, S ' TO POB, N E TO N LINE SW1/4 SW1/4 & THERE TERMINATING & COM SW COR SW1/4, E ' TO W LINE OF E 133', N ' TO CL CO RD 81, NW AL Section 33 Township 115 Range 022 E 180' OF SW1/4 SW1/4 LYING N OF CO RD HOWARD LAKE RD NW Section 33 Township 115 Range 022 W 66' OF E 132' OF SW1/4 SW1/4 LYING S OF CL OF CO RD Section 33 Township 115 Range 022 E 66' OF SW1/4 SW1/4 LYING S OF CL OF HWY Section 05 Township 114 Range A IN GOV'T LOT Section 05 Township 114 Range 022 GOVT LOT 1 LYING E OF A LINE COM ' S OF NE COR OF LOT 4, SW ', SW ' TO S LINE OF LOT 1 AT PT ' W OF SE COR & THERE TERM. & LYING W OF A LINE COM ' W OF SE COR OF LOT 1, NE ', E Section 05 Township 114 Range 022 P/O GOVT LOT 1 COM SE COR, W ', NE ', E 49.34' N 66', E 66', S 66', E 66' TO E LINE, S TO POB Section 05 Township 114 Range 022 N 66' OF E 66' OF GOVT LOT Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM SW COR, E ', N ', W ' TO W LINE, S TO POB MENDEN TOM 919 Market Street S., Shakopee, MN $ 1, $ 2, $ 2, $ 6, MENDEN ROBERT L & ROXANN L Howard Lake Road NW, Shakopee, MN $ 18, $ 37, $ 30, $ 86, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 6, $ 13, $ 10, $ 29, MENDEN TOM 919 Market Street S., Shakopee, MN $ 17, $ 36, $ 28, $ 82, MICKO JEFFREY J Howard Lake Road NW, Shakopee, MN $ 3, $ 24, $ 24, $ 51, Shakopee, MN $ 1, $ 2, $ 1, $ 5, Shakopee, MN $ $ 1, $ 1, $ 4, SHAKOPEE MDEWAKANTON SIOUX 2330 Sioux Trail NW, Prior Lake, MN $ 24, $ 50, $ 40, $ 115, Shakopee, MN $ 12, $ 25, $ 20, $ 57, Shakopee, MN $ 7, $ 16, $ 12, $ 36, MENDEN TOM 919 Market Street S., Shakopee, MN $ $ $ $ Shakopee, MN $ 4, $ 10, $ 7, $ 22, Page 2

50 NO. LEGAL DESCRIPTION PARCEL ADDRESS PARCEL NUMBER PROPERTY OWNER & ADDRESS ASSESSABLE AREA ASSESSABLE UNITS STREET WATERMAIN SEWER TOTAL AMOUNT Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM 132' W OF NE COR, S 66', W ', S 320', S W ' TO S LINE NW1/4 NW1/4, W ', N ', W ', N 66' TO N LINE NW1/4 NW1/4, E TO POB Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM ' W OF SE COR, W ', NE ', N 320', E ', N 66', E 66', S ', SW ', S ' TO POB Section 04 Township 114 Range 022 P/O NW1/4 NW1/4 COM NE COR, S TO SE COR, W ', N NE ', NE ', N ' TO N LINE, E 66' TO POB UPDATED 5/8/14 MENDEN TOM 919 Market Street S., Shakopee, MN $ 23, $ 129, $ 122, $ 275, Shakopee, MN $ 5, $ 12, $ 9, $ 27, Shakopee, MN $ 12, $ 26, $ 21, $ 60, $ 212, $ 532, $ 448, $ 1,194, Page 3

51 Mystic Lake Blvd 1 2 GÜWX 154th St Trail of Dreams Document Path: K:\ \GIS\Maps\Figure8_ParcelAssessmentMap.mxd Date Saved: 5/9/2014 9:20:34 AM Howard Lake Rd Edgewood Dr Berens Ct Legend Assessed Parcels Wetlands Figure 8 - Parcel Assessment Map Stemmer Ridge Road Street & Utility Improvement Project Feet ± May 27, 2014 WSB Project No